Few Interesting Considerations about ID (Interior Decoration) works for your house/property…….probably nobody told you before.

Introduction

It’s said that your home is a reflection of your personality as well as social standing. Sometimes decorating the house is the best method of changing the boring appearance of your home to a pleasant, rejuvenating, and amazing environ. The matter of interior design is very subjective since what looks ideal for one person may not appeal the other.

Another important consideration is, ID works in general quite expensive, one time affair, involves substantial time & cost involvement in redoing or rectification. Hence, any decision shall be taken very meticulously.

But the subject matter of this Blog is not how to do ID works. Here we will discuss about some important and equally interesting ‘concepts’ which are ‘a must’ prior even think about any ID works.

Finalization of ‘Decision Taking/Making’ body

The first suggestion is to form a ‘decision taking/making body’ for the proposed ID works. Studies found that, most of the ID works affected for (i) change of earlier design/decision, (ii) gaps between ‘perception & expectation’, (iii) misunderstanding amongst owner/decision making body and executing agency/contractor.

Climatic Considerations

As per me, best interior design is that, which keeping the climatic considerations, can utilize nature at it’s best. 

Few of the important aspects are as follows,-

• Geographical location of the unit: Latitude, Longitude and Altitude (read elevation from ground level)
• Weather Zone: Falls under which weather zone : Hot, Dry/Humid, Hot & Humid, Hot & Dry etc.
• Local Climates: Maximum & Minimum Temperature and Rainfall throughout the year.
• Sun-rays and Wind flow direction, throughout the year.
• Orientation of the unit
• External Neighborhood

Say for example, considering the above, in West Bengal (in India), the ideal orientation of different rooms are,-

• Bed rooms                      : Towards South-East (to have maximum breeze)
• Drawing/Study room        : Towards North (to have maximum light)
• Kitchen                          : Towards East (to have maximum morning sun rays)
• Room(s) towards West     : Will get maximum sun heats.

Being in ‘Hot & Humid’ zone, units (in West Bengal) shall have,-

• Windows of considerable sizes (more than 15% of plan area)
• Cross-ventilation provisions,
• Due to prolong rainy seasons, exterior windows/doors shall have ‘Chajjas’ (read sunshades) & ‘Jamb-fins (if possible),   
• Balcony preferable (once again with Chajjas/Canopy),
• Casement window shutters are preferable that sliding.
• Even in case of single shutter casement window, considering the direction of wind, decide, whether it would be right-hand or left hand opening, to invite southern breeze in.

Furniture layout

Now, post to ‘Climatic Considerations’, finalize the placing plan for Fixed and Movable furniture.

For this, recommended to have 2D/3D drawings with all actual dimensions. Dimensions shall be metre/foot as comfortable by end user. Agreement of proposed circulation space is very important.

If it’s not understandable by drawing, then suggest to have temporary setting-out done (by brown tape/chalk/paint etc.) on available floor to have better understanding.

Theme & Design

Once done with furniture layout, it’s time for ‘Theme & Design’ for interior works as per taste of the owner/residents.

Finalization of ‘Theme & Design’ is a separate subject matter and kept out of purview of this topic.

But, few important considerations shall be kept in mind are,-

• Number (with type) of Electric Points, Switches, and Plugs etc. required,
• Location and elevation plan of those ………in sync with Furniture Plan,
• Extra Plumbing requirements/provisions,
• How to camouflage electrical & plumbing lines?
• Use of ‘Negative’ spaces.
• Whether to go for ‘False Ceiling’? Consider…….why to spend more (read money) for less (read space/volume)?
• Whether to go for ‘False Flooring’?
• Whether to go for ‘False Wall’?
• Internal Existing & Proposed MEP works (mechanical, electrical & plumbing),
• Home Automation (Lighting/Fan/AC/Curtain/TV/Audio control, creating various scenes, Panic switch, Smoke/Heat/Gas leak detector, CCTV etc.) and it’s extent

Checking of Structural Safety

Some cities require a homeowner to obtain a permit before doing anything interior fixes, upgrades, etc. even something as simple as changing a light switch or electrical outlet.

‘As-built’ structural drawing should be obtained.

Prior planning for any structural modification (e.g. introduction of any new door/window, mullion/column, internal partition, lofts, stairs, elevators, ledges, brackets, cladding chandelier etc.) take permission from competent authority/developer/facility manager etc.

All MS (i.e Mild Steel) sub-frame/supporting materials should have HDG (Hot Dip Galvanized) as per IS code of practice.

Prior commencing execution, suggest to consult a competent structural engineer, without fail.

Checking of Fire Safety

The interior finish decoration of the building shall be made with the materials with low flame spread and low smoke and toxic gas generating categories conforming I.S. Specification.

All major materials for internal decoration (e.g. plywood, bock board, veneer, laminate, glass, paint, false ceiling materials, adhesive etc.) shall be of prescribed specification.

As we have a general preconceive notion of negative fire retardant attributes about all these afore mentioned materials, but the surprising fact is, ‘Fire-Retardant’ variant also available with a marginal incremental cost. 

We can ask for test certificate from manufacturer (via dealer) conforming to IS:1734, as stipulated.

In most of the cases we use plywood, veneer, laminates etc. in walls of living rooms and bed rooms wall cladding. The most of the materials are class 3 flame spread category as per clause number 3.4.15.2 of NBE-2005. The thickness of lamination is more than 13 mm on brick wall of 90 mm thick. As per IS-1642 Table 2, this combination provides 1 hour fire rating.

Moreover, Fire Retardant Paints, also be applied on these internal decorative materials for further enhancement of attributes.  

All electrical conduits, cables, wires shall be of FRLS/FRZS (Flame Retardant Low/Zero Smoke) categories. Sometimes use of metal (MS) conduits also recommended.

All vertical and horizontal cutouts (for electrical/plumbing services) shall be seal with appropriate ‘Fire Sealant’ for ‘Fire Compartmentalization’. (This will also prevent rodent movement, from one room to other).

Main entrance door(s), better to have 2 hours Fire-Retarded (metal/wooden) to prevent travel of Fire & Smoke from either side. (This also provides more security from theft attempt and adds benefit while doing General/Fire Insurance of the unit).

In case of Modular Kitchen Don’t place cooking gas cylinder in an enclosed space rather keep it louvers/ventilated. Also try to use GLD (gas leak detector) for further safety.

Interested reader may go through the Blog mentioned below by clicking the link.

Checking of Health Safety

Needless to mention, along with structural and fire, proposed selected materials and ID design shall also be ‘safe for our health and nature’. But, unfortunately it’s most unaware and neglected part of ID works.

At the outset, let’s refer few terms from NBC-2016 (National Building Code), which are self-explanatory-

Buildings Related Illnesses (BRI)

The illness attributed directly to the specific air-borne building contaminants like the outbreak of the Legionnaire’s disease after a convention and sensitivity pneumonitis with prolonged exposure to the indoor environment of the building.

Some of the other symptoms relating to BRI are sensory irritation of eyes, ears and throat, skin irritation, headache, nausea, drowsiness, asthma like symptoms in non-asthmatic persons. The economic consequences of BRI are decreased productivity, absenteeism and the legal implications if occupants IAQ complaints are left unresolved.

Indoor Air Quality (IAQ)

Air quality that refers to the nature of conditioned air that circulates throughout the space/area where one works or lives, that is, the air one breathes when indoors.

It not only refers to comfort which is affected by temperature, humidity, air movement and odours but also to harmful biological contaminants and chemicals present in the conditioned space. Poor IAQ may be serious health hazard. Carbon dioxide has been recognized as the surrogate ventilation index.

Sick Building Syndrome (SBS)

A term, which is used to describe the presence of acute non­specific symptoms in the majority of people caused by working in buildings with an adverse indoor environment. It could be a cluster of complex irritative symptoms like irritation of the eyes, blockened nose and throat, headaches, dizziness, lethargy, fatigue irritation, wheezing, sinusitis, congestion, skin rash, sensory discomfort from odours, nausea, etc. These symptoms are usually short-lived and experienced immediately after exposure; and may disappear when one leaves the building. SBS is suspected when significant number of people spending extended time in a building report or experience acute on-site discomfort. The economic consequences of SBS, like BRI, are decreased productivity, absenteeism and the legal implications if occupants IAQ complaints are left unresolved.

Now, let’s refer some interesting actual research findings,-

As society has begun focusing more on health issues, all buildings (including residential as well) have had to re-think and re-design the ID concepts along with HVAC design (natural & mechanical). EPA (i.e. Environmental Protection Agency) and independent studies have shown that indoor air is 5 times, and sometimes even 100 times, higher in air borne dust, pollen, and mold spores. Needless to mention, this has had an effect on the human health. As mentioned above, this “sick building syndrome” could be a cluster of complex irritative symptoms like irritation of the eyes, blocked nose and throat, headaches, dizziness, lethargy, fatigue irritation, wheezing, sinusitis, congestion, skin rash, sensory discomfort from odours, nausea, COPD (chronic obstructive pulmonary disease) etc. but also recurrent and prolonged viral attack, being experienced recently.

Water Leakage/seepage/dampness issues

Bacteria and molds require water to grow and multiply. Bacteria are a source for the transmission of diseases, therefore putting occupants’ health at risk by water intrusion into the indoor environment Common health hazards includes:

• Upper respiratory (nasal and throat) symptoms

• Asthma symptoms in sensitized persons with asthma
• Cough
• Wheeze
• Allergies
• Skin Diseases

Use of E1/E0 grade Ply boards

Plywood for indoor use generally uses the less expensive urea-formaldehyde glue, which has limited water resistance, while outdoor and marine-grade plywood are designed to withstand moisture, and use a water-resistant phenol-formaldehyde glue to prevent delamination and to retain strength in high humidity.

The adhesives used in plywood have become a point of concern. Both urea formaldehyde and phenol formaldehyde are carcinogenic in very high concentrations. As a result, many manufacturers are turning to low formaldehyde-emitting glue systems, denoted by an “E” rating. Plywood produced to “E0″ has effectively zero formaldehyde emissions.”

Formaldehyde is a common precursor to more complex compounds and materials. When treated with phenol, urea, or melamine, formaldehyde produces hard thermoset phenol formaldehyde resin, urea formaldehyde resin, and melamine resin. These polymers are common permanent adhesives used in plywood, Particleboards and MDF. Production of formaldehyde resins accounts for more than half of formaldehyde consumption.

Formaldehyde has been declared a known carcinogen chemical and for any indoor use the emission level is necessary to be below 8mg /100g oven dry board. The low emission ensures the air quality has no toxic emissions from the furniture items. In India unfortunately the awareness of the formaldehyde emissions is too low. In EU all engineered board manufacturers produce only E1 norm as standard minimal emission and other countries too have similar or lower emission like E0 level board mandatory

In India it’s hard to find E0 grade plywood. As per my knowledge few manufacturers recently have launched a new brand of plywood named ‘Pure Ply’ or equivalent, claim as the most environment-friendly sold in India. Pure Ply claimed to meet the E0 and E1 standards.

Similarly, ID works should refrain from using (i) Glass wools, (ii) Asbestos or other harmful fiber based materials.     

Aim of Ventilation & Air conditioning

Perhaps you will be surprised to know that, as per NBC 2016, aim of ventilation and air conditioning installation are controlling and optimizing following factors in the building:

• Air purity and filtration,
• Air movement,
• Dry-bulb temperature,
• Relative humidity,
• Noise and vibration,
• Energy efficiency, and
• Fire safety

Now, let us know about ‘Comfort Air-conditioning’.A comfortable environment is one in which there is freedom from annoyance and distraction, so that working or pleasure tasks can be carried out without any hindrance physically or mentally. There are a host of factors that are relevant to this concept. Apart from climatic considerations, there are other factors like temperatures, humidity, air movement and purity that play a part, there are also psycho-sociological factors that have an important role. The attitudes of people around us, the organization of space, colour schemes and many other factors can all have an influence on our mood and work output. Since there is an interaction between all these factors, the problem is complicated further.

The design specification for a comfort air-conditioning system is intended to be the framework for providing a comfortable environment for human beings throughout the year, in the presence of sensible heat gains in summer and sensible heat losses in winter. Dehumidification could be achieved in summer but the relative humidity in the conditioned space would be allowed to diminish as winter approaches, since human beings are comfortable within a fairly large range of humidities. The essential feature of comfort air-conditioning is that it aims to produce an environment which is comfortable to the majority of the occupants. Thus a system may be specified to maintain 22°C, 50% relative humidity in a facility while the outside condition lies between stated conditions of dry and wet bulb temperatures.

But, as we know, majority of us are concerned about ‘cooling’ only. And here the important fact to note that, if there is no separate ‘Fresh Air’ (Treated/Un-treated) supply arrangement, our conventional AC (Split & window) units do not provide any fresh air. It only ‘cools down’ the ‘in-room’ air, which by obvious, depending upon the volume of room and occupants number, becomes ‘stale’ after sometimes. In this case, fresh air only comes by opening windows/doors.  

Choosing a HVAC Filter for Your Home

Now, next important task is ‘choosing a filter for your home’. And if you’re looking for an air filter for your home, it can get confusing quickly. You’ll come across both MERV and HEPA rated filters. It’s hard to know which one you might need. If people in your home are bothered by allergies or asthma, cleaning irritating particles out of the air can help them breathe easier.

MERV stands for Minimum Efficiency Reporting Value. These filters are rated on how small of a particle they can filter out of the air. The numbers range from 1 to 16, and the higher the number, the better. A low ranking filter is rated 1-4 MERV, and medium filter falls into the 5-13 MERV range, and high-efficicency filter will range from 13 to 16 MERV. The high-end filters can filter particles as small as 0.3 microns with 75 percent efficiency.

HEPA stands for High Efficiency Particulate Air filters and they are super-efficient. They will range from 17-20 MERV. HEPA filters meet standards that remove at least 99.97% of airborne particles down to the size of 0.3 microns. These levels of filters are used in hospitals to stop the spread of disease-causing organisms.

For the ultimate in indoor air quality, HEPA level filtration incorporated with a balanced ventilation system is the way to go. A balanced system brings in fresh outdoor air, runs in through the HEPA filter before delivering it to the home. Then the exhaust system removes stale air, with any particles that may have been brought indoors on people’s clothing or pets.

If you’re thinking about adding HEPA level filtration, work with your HVAC professional to find the best system for your situation.

MERV 13 filters with six air changes per hour would have “virtual 100% efficiency” in capturing most molds. It would also be highly effective on bacteria, since 98% of all bacteria known to man are over 1 micron in size and MERV 13 has efficiency on 1-micron size particles of over 85 %. It’s observed that due to rapid industrialization quantum of SPM 2.5 (suspended particulate matter of 2.5 micron) in air, increasing substantially. Being very tiny in size, this SPM 2.5 can reach to our lungs directly along with harmful chemicals with it. Hence, it is reasonable to specify at least MERV 13 filters to maintain good indoor air quality in common types of spaces.

False ceilings : Why pay more for less?

It’s an interesting review once published in Times of India, few times back. The important excerpts are furnished below for ready reference.

Space epitomizes a sense of freedom. And any construction that reduces the availability of space in a house impairs this sense of freedom. That’s what the latest construction fad – false ceilings – end up doing. By reducing the height of a room they make the place look cramped, ultimately affecting comfort and quality of living.

Space is also expensive. Ask anyone who’s ever bought a house. Building a false ceiling means effectively wasting precious space for which one has paid a hefty premium. And, it also means paying a heavier price for the living space one is left with.

Speaking Volumes

Here’s how the math works out. If the height of a 15ft by 12ft room is reduced from 11ft to 9ft, its volume inside reduces from 1,980 cubic ft to 1,620 cubic ft because of the false ceiling.

That means the net available living space declines by 360 cubic ft, or 18.18%. If the price of the house is Rs 10,000 per sq ft, the cost of available space increases from Rs 909 per cubic ft to Rs 1,111 per cubic ft – by 22.22%.

Creatively Speaking

It’s not just the cost factor. Many experts are now revising the long-held view that sacrificing space is well worth the ‘convenience’ provided by false ceilings. They think these ceilings are superfluous and hence do not recommend in any home.

For some customers, say architects, the claustrophobic atmosphere of a false ceiling is a big issue. This is borne out by research. A study by Joan Meyers-Levy, a professor of marketing at the University of Minnesota’s Carlson School of Management, has shown that people think more creatively in spaces with high ceilings.

“When a person is in a space with a 10-foot ceiling, they will tend to think more freely, more abstractly,” said Meyers-Levy. “They might process more abstract connections between objects in a room, whereas a person in a room with an 8-foot ceiling will be more likely to focus on specifics.”

The Uncool Myth

Many use the argument that false ceilings help save on costs since a smaller room is easier to cool. But many architects and experts, bust that myth, pointing out that false ceilings actually obstruct the flow of air. “Studies suggest that airconditioning is more effective in high-ceiling houses,” explaining that a window AC – usually fixed at a height of around 3ft -works on the principle that cold air settles near the ground (till 5ft to 8ft) while warm air rises to 10-12ft.

A false ceiling blocks the ascent of warm air. So, contrary to the general perception that the cost of cooling a larger volume of air inside a high-ceiling house is higher, the reverse is true. In fact, the running cost of airconditioning in a high-ceiling house is less than that of a low, false-ceiling house.

Myth of Convenience

These Architects/Experts say false ceilings are a “waste of space and money” -and not a good idea for homes at all. They debunk the theory that false ceilings are necessary to cover up electrical wiring, AC ducts, light fittings etc. One doesn’t need to spoil the ambience of the house, they say, if one plans properly. In fact, false ceilings are a declining trend in upscale homes. People now prefer bare ceiling with high quality designer conduits for electric supply and air conditioning.

There’s another feature of a high-ceilinged room that goes unnoticed -the taller windows that let in more light and create more of a view. And after all, who doesn’t love the airy feeling of grandeur that lets your creativity soar.

Use of Anti-static Products

To drain out automatically generated static electricity charges (by virtue of normal operation/handling) and minimize the risk of sparking or damage to electronic gadgets or sensitive appliances, use of Anti-static products suggested. These could be flooring, furniture, cloths/garments, rugs/fabrics etc. Also they repel the dust particles from accumulating on the surface, thereby maintaining a clean and healthy workspace.

Use of Anti-bacteria Products

The presence of bacteria, mold and mildew in building materials can lead to stains, odors and premature product degradation. Because building materials often contain starches, organic adhesives and cellulose sugars, which are ideal nutrient sources for mold, they can be more susceptible to the impacts of mold growth over time. Mold growth and the resulting material degradation can have costly consequences, both in repair and replacement of building materials and expenses associated with temporary relocation or lost business. In buildings ranging from offices and factories to residences and hotels, building professionals recognize the key benefits of choosing materials that are more durable and feature built-in properties for mold prevention.

The best defense against mold growth and premature degradation in building materials is prevention. As building specifications become more stringent and call for improved levels of durability, architects and specifiers are looking for products that feature innovative, proactive solutions that enhance durability. The incorporation of built-in antimicrobial technologies in a wide variety of materials used in the building industry has been shown to reduce the growth of mold and mildew, creating cleaner environments. Because these materials also have an added layer of protection against stains and odors caused by mold and bacteria growth, they also last longer.

Many common building products benefit significantly from the inclusion of built-in antimicrobial technology. Any product used in a moist, warm environment is enhanced with mold prevention properties, but all materials used in high traffic or hygiene-critical environments should be considered for antimicrobial incorporation.

Many common products exposed to moisture or humid environments—from yoga mats and kitchen gadgets to toilet seats and flooring – provide excellent breeding grounds for mold, mildew, bacteria and viruses. When left uncontrolled, those unwanted organisms can harm the products, leading to premature degradation, stains and odors. Disinfectants help, but do not provide continual protection. In addition, they may contain harsh chemicals, including bleach and peroxide, which come with a long list of risks. Fortunately, there’s a better solution. Specialized Antimicrobial Solutions (Zinc-based additives or equivalents) that are manufactured into products will work in concert with routine cleaning to keep surfaces cleaner on an ongoing basis.

All common products like (i) Insulation, (ii) LVT Flooring, (iii) Ceramic/Vitrified Tiles, (iv) Sanitary ware, (v) Faucets, (vi) Drywall, (vii) Bathroom Fixtures, (viii) Counter-tops, (ix) Window Shades & Screens, (x) Door Hardwares, (xi) Floor Coatings, (xii) HVAC, (xiii) Sealant & Grouts, (xiv) Flooring Underlayment, (xv) Plumbing Components, (xvi) Carpet, (xvii) Paint & (xviii) Hardwood Flooring can be protected by this means.

Anti-skid Flooring

For flooring in all we areas (e.g. Toilets, Kitchen, open balconies, terrace etc.), choose flooring type that is anti-slip or anti-skid.

Smooth corner

Most importantly avoid sharp edges and cornered furniture’s. If you getting new furniture made, have the corner smoothened or rounded corners. Well if already have furniture that have sharp corners and not planning to change, please cover these edges with ‘Corner Guards’ or ‘Safety Cushion Strip’. These products are easily available in market and online.

Use of Safety Glass

Please ensure that all glass used for doors, windows, wardrobes, mirrors, partitions, façade, Canopies etc. are of ‘Safety Glass’ as per IS: 2553 (Part-1) – 1990. Thickness designed/provided as per AS:1288 – 2006, BS:6262, (Part 4) – 1994, Code of Practice for Glazing for Buildings – Safety related to Human Impact.

If not sure about safety glass, at least always opt for ‘Toughen Glass’. Toughened glass is a type of safety glass processed through chemicals and processed to increase strength as compared to normal glass. On breaking, toughened glass forms powder like small granular pieces instead of sharp pieces as regular glass does. The granular amounts are less likely to cause injury.

ID Works should not reduce Mobile signal strength

Cell phone signal strength is measured in decibels (dBm). Signal strengths can range from approximately -30 dBm to -110 dBm. The closer that number is to 0, the stronger the cell signal. In general, anything better than -85 decibels is considered a usable signal.

Many a times, mobile signal obstructed due to various ID works e.g. fenesta, façade, wall cladding, false ceiling, glass partitions etc. If the signal in your building is not hitting this benchmark, you’ll definitely need a cell phone signal booster, also known as a passive distributed antenna system (DAS). These signal boosters typically improve signal strengths to a level of -70 dBm or better. Passive DAS eliminates cellular connectivity problems by capturing and amplifying the existing cellular signal. This solution is ideal and cost-effective for large buildings and commercial spaces.

“The weaker the signal indicated on the cell phone display, the stronger the signal the cell phone puts out. The stronger the signal, the greater the amount of radiation delivered to your body.”

With this in mind, it does appear as if cell phone boosters won’t increase the risk of cancer from cell phone radiation but significantly reduce the risk. They strengthen the signal your phone receives, thereby eliminating the “weak signal scenario”. When signal boosters are used, your cell phone will emit less radiation because it is not frantically searching for a wireless signal. This proves to be an added bonus for cellular booster users.

Interested reader may go through the Blog mentioned below by clicking the link.

Finalization of Materials

Now, keeping mind of above mentioned considerations ‘required materials’ should be finalized.

For interior decoration (ID) works, the type or form of materials is almost infinity. Moreover selection of required type or form of ID materials is out of purview of this write-up. But, we will discuss about more interesting concepts about it.

• Considering innumerable types and forms of materials, it’s always recommended to have finalized ‘samples’ (in form of pieces, swatch, sample boards, images etc.) and share with all concerned to avoid any confusion during procurement or execution.
• Apart from ‘type & form’ of materials, all concerned should be on same page about ‘texture, colour, shade, joint (butt/lap/mitre), groove (type/width/depth), edges (chamfer/round/half round) etc.
• Tiles: conventional or whole body.
• Laminates: conventional or whole body (whole body laminates will have same appearance in cross section on cutting and joining.
• Electrical Fittings & Fixtures for external use shall have appropriate IP rating.
• Similarly, all other materials shall have UV (ultra violet rays) protection attribute.

Finalization of Budgets & Time

Like any project work (i) Estimation of probable cost of LMEs (i.e. Labours + Materials + Equipments), (ii) Estimation of probable Time frame (nos. of months) & (iii) Requirement of funding arrangement (month-wise), also to be followed in ID works.

Nonetheless, depending upon the extent, cost of ID works is a very ‘costly affair’. Sometimes, even it reaches very close to the cost of raw property itself.

Add to it, in case of completion of ID works, most of us wants it on yesterday. Hence, arrangement of funds with time-frame (i.e. cash-flow), is very important for smooth execution of ID work.

Studies found that, most of the ID works affected due to poor management of ‘Budget & Time’.

Permissive Possession

Upon receipt of ‘Permissive Possession’ from contractor/developer/authority (first party), owner (second party) needs to take over of his/her unit. For this, there will be a HOTO (handing-over-taking-over) process, where both the party will participate for compliance of ‘Sales Agreement’ executed by and between.

For this, a detail ‘Checklists’ shall be offered by the first party or prepared by the second party and joint inspection(s) should be conducted. As it is a very important stage and activity, its suggested that, owner should take help/hire a competent person/agency to participate and guide.

Interested reader may go through the Blog mentioned below by clicking the link.

Joint cross-checking of earlier ‘offered’ area (built-up/carpet/super-built-up etc.) shall be reconciled with ‘actual’ available. 

Now-a-days, even ‘thermal imagining devices/technology’ available, to identify in-built cracks/gaps/water leakages/damps etc. which are generally not visible in naked eye even by the experts. (For detail sample ‘check-list’ interested readers may contact author separately).

All pertain (i) Statutory and (ii) As-built drawings & documents.

Also understand the (i) status, (ii) technical specification, (iii) work modality (iv) Guarantee/warrantee offered for the below mentioned specialized jobs,-

• ATT (anti-termite treatment),
• WP (water proofing treatments),
• Weather Sealant, for gaps between windows/doors frame and masonry,
• Fire Sealant, for horizontal & vertical gaps of services lines (i.e. electrical, plumbing, refrigerant, automation cables etc.),

For ATT, please inquire,-

• Whether the treatment done (i) Pre or Post Construction,
• Whether it is done as per recommended IS specification (IS : 6313; Part-1 to 3),
• Chemical used? (it should be as per latest recommendation, where few earlier used chemicals recently banned by concerned authority), 

For WP, please inquire,-

• Whether the treatment done in (i) all toilets (floor & dado), (ii) Kitchen, (iii) Main & Service Balconies, (iv) Open Terrace, (v) other wet areas,
• Please check that all annular gaps (between pipes/conduits/cables and surrounding structure), appropriate WP Sealant shall be applied.
• All water reservoirs/tanks (at ground/under-ground or elevated; domestic as well as fire), coated with Food-grade Epoxy.

For Weather Sealant, please inquire,-

• Whether it is (i) colourless and (ii) paintable
• Extent of Guarantee/warrantee for internal and external use.

For Feather Sealant, please inquire,-

• Whether it is of recommended time (2hrs/1hr),
• Done as per UL or NFPA
• Whether it is paintable.

Guarantee/warrantee offered (by manufacturers) on bought-out items/fittings & fixtures e.g. (i) doors & window hard wares, (ii) sanitary & plumbing fittings & fixtures, (iii) electrical fittings & fixtures, (iv) AC & Geysers (if provided), 

Designed/Executed Electrical (i) Connecting & (ii) Demand loads,

Designed/Executed Plumbing (i) Water Pressure, (ii) location of nearest PRV (pressure reducing valve), & (iii) AC drainage provision.

Interested reader may go through the Blog mentioned below by clicking the link.

Post to that said ‘joint inspection(s)’, there will/may be numbers of observations/snags, which should be rectified/de-snagged, by the first party subsequently as per mutual acceptance.

Post acceptance of ‘Permissive Possession & HOTO’, first party will share ‘Fit-out guidelines’ for carry forward ID works.

Obtainment of Work-Permits

As apprised earlier, some cities require a homeowner to obtain a permit before doing anything interior fixes, upgrades, etc. even something as simple as changing a light switch or electrical outlet.

For installation of ‘home-lift’ (for 2/3 storied building or duplex/triplex apartment), check requirement of permission from concerned statutory department.

In case of apartments in housing projects/societies, necessary permissions should be obtained from Project Team/Facility Management. The requirement may have been mentioned in the ‘Fit-out guidelines’ as well.  

Basic Fit out guidelines

Though ‘Fit-out Guidelines’ are project/property specific, but few basic clauses are furnished hereunder,

Architectural & Engineering

• Prior to the commencement of any fit out works, it is mandatory to get approval from the Developer to avoid any inconvenience to the other occupants.
• Drawings for interior works/Fit outs are to be submitted for approval in the Developer/Contractor’s Office.
• Fit outs/interiors should be planned in such a way, that it doesn’t hinder the access to facilities of common usage/services i.e. to any plumbing /sewage/drainage/pipeline.
• No pre fit-out works, such as hammering, cutting, assembling in the structural members (such as slabs, columns, core walls, shear walls and beams etc.), making new structural opening or closing of existing openings to be carried out inside the building during execution, which may impair the structural safety and stability of the building.
• The gross weight of all the partitions, furniture’s, fixtures, any new features not to exceed the loads assumed during the original approval of the building (in general, designed Live load 200 Kg/SqM, superimposed Dead load 200 Kg/Sqm).
• Exterior Works, that may directly & indirectly adversely affect the building elevation viz balcony extensions, modifications of handrails, paint in balcony wall, facade lights, etc are strictly prohibited.
• Owner to do false ceiling design keeping in mind the existing locations of Fire main pipes,  Fire Sprinkler pipes, Fire detectors & Alarm system. No shifting/extra branching of fire pipe is permitted without developer/contractor’s written permission.
• The AC outdoor units to be installed in the designated location only and the same cannot be relocated or not allowed to relocate.
• No dish antenna to be installed by the owner at balcony, common area or terrace, which will affect the exterior look of the building.

General Arrangements

• Fit-out work shall be executed only within permitted time-frame of day/week.
• Water for fit-out work should be provided free of charges, at one point at the designated floor. Further distribution shall be arranged by fit-out contractor(s) at their cost. Arrangement of drinking water is fit-out contractor’s responsibility.
• Electric power for fit-out work should be provided on chargeable basis at one point at the designated floor. Arrangement of sub-meter and further distribution shall be arranged by fit-out contractor(s) at their cost. Provision of backup power generally not available.
• Fit-out contractor(s) to make his/their own arrangement(s) for storage of materials, tools & equipments etc. in his/their designated floor area.
• No one shall be allowed to stay in night except obtainment of written permission.
• Available nearest Bio/normal toilets may be used, whereas it’s upkeepment will be managed by Fit-out contractor.
• All items of plants, tools and materials brought on to the site are fit-out contractor’s sole responsibility and must be stored within the client’s/tenant’s premises area being fitted out at all times. There is no storage permissible outside the working area unless get prior approval from Facility Manager. Fit-out contractor shall bring materials to site on day-to-day basis.
• All loose materials including sand, cement, screed, plaster, generated debris/garbage etc. must be delivered to/from the site ‘in bagged’ (not loose). Storage and mixing of materials must occur within the Apartment owner premises. All floors must be protected to prevent the possible seeping of materials into other areas outside the unit premise.
• Only designated Goods/Service lift to use for lifting/shifting of materials, labours & staffs. For some floors, where direct access not available, nearest access shall be availed and subsequent shifting shall be done through stairs manually (without any damage to the completed works).
• Debris/garbage shall be kept within said apartment only. The same shall be disposed directly on regular basis, without stacking it elsewhere. No construction material shall be left in the common area & staircases.
• Custody, Security and safety of all materials, plant, tools & staff are  sole responsibility of fit-out contractor(s).

Pre-Execution

If above mentioned ‘specialized jobs’ already executed by developer/contractor, then (i) take the technical specification/work method statement (ii) get it reviewed by competent technical expert(s) (iii) obtain guarantee/warrantee certificates from developer/contractor.

Now, based on expert(s) advice, decide whether any rectification/addition shall be done or not.

Suggest preparing a detail ‘dimensional plan’ along with height of few important members/items (e.g. doors, windows, beams, lintels, ledges, any opening etc.) which will be of enormous help for subsequent ID works. Moreover, once cladding done, opportunity to get back these dimensions will be near impossible. 

While doing this detail ‘dimensional plan’, you will get ample idea about ‘Dimensional correctness and Verticality’ of each member/items. Say for example,

• Rooms are not perfectly rectangular (measurements of both the diagonals are different),
• Columns & walls are not in verticality,
• Beams are not in accurate horizontal planes/lines,
• Jams (i.e. sides) of doors/windows/cupboards are not vertical and rectangular (measurements of both the diagonals are different),
• Ceiling & Wall PoP (plaster of Paris)/Putty have undulations (shall be tested by ‘light washing’),
• In case of bare floor, level undulations of floor surface should be checked.  

Execution

Adherence of correct sequence of ID works is very important.  As ID work is the final finish, once one with wrong sequence, repair/rectification cost & time will be substantial. Hence it’s always suggested to have a complete work sequence from a subject matter expert and proceed. 

The next ‘mantra’ of any successful ID work is approval of ‘sample workmanship’. Because, ID materials are mostly machine made, standardized. But, workmanship is individualistic, varies from person to person. Hence suggest to get ‘sample execution’ approved prior proceeding full-fledged. 

Proper precaution should be taken to protect already executed work from on-going or future execution. Various types of protective sheets (normal or self adhesive type) are available now-a-days along with masking tape and lamination facility.

First of all, as per final ID design & decision, all necessary Electrical, Plumbing, HVAC (heat-ventilation-air-conditioning) and ‘Home-Automation’ conduiting & cabling/wiring works to be completed. Lines and levels of their alignment shall be as per RCP (i.e. reflected ceiling plan).

Also consider (i) Mobile signal boosting Omni antennas & cables, (ii) DTH (direct to home) cables, (iii) Motion sensor lights & cables, (v) GLD (gas leak detector), (vi) VDP (video door phone), (vii) DL (digital lock), (viii) other ACS (access control system) etc.  

In case of Hot/Cold water as well as refrigerant supply and AC drainage, pipes shall have appropriate thermal insulation arrangements.

If the building is higher than 60 metre approx 19/20 storied), you may have fire sprinkler & smoke detector inside of your bed rooms and heat & gas leak detector inside kitchen. To have better flexibility during ID, you may opt for ‘flexible sprinkler pipes’ and ‘conceal type’ sprinkler in lieu of conventional one. 

In case of tiling works in ‘wet areas’ (e.g. toilets, kitchen, balconies, terrace etc.) flooring, dado, skirting etc., better to go for tile laying with ‘spacers’. This practice provides uniform gaps between adjacent tiles, which will be sealed with appropriate water proof sealant (matching colour). Because, in case of conventional tile (paper joint) laying, even if water proof sealant used, micro gaps exists, allows water to percolate through and reach underneath bed mortar, resulted dampness in floors and adjacent walls.

While going for any drilling or core cuts through existing wall (where the layout drawing of electrical conduit/cables/wires, may be even live, not known) better to take help of a ‘wall scanner’ to understand the exact location of conceal/hidden re-bars/conduits etc. and work safe.

Suggest keeping followings in mind while finalizing/execution ‘Lighting/Electrical works’,-

• Depending upon ‘Type of Interior or Activity’, recommended values of luminance (i.e. lux level), should be as guided in NBC 2016. Prolonged exposure to insufficient light not only defect eyes of residents but may also cause accident. (Refer NBC-2016, Part 8 Building Services – Section 1, Vol:2, Page -108 or Is 3646 ( Part 1 ) : 1992 Code Of Practice for Interior illumination.
• Down lights (bit away from wall) in place of conventional Tube light, do not highlight the undulations of ceiling &/or walls.
• It’s always suggested to go for ‘indirect’ lighting than direct one. If ‘direct light’ is unavoidable, opt for ‘diffused’ type.
• Also decide, location/room wise ‘colour of light’, whether it is warm or cool.
• Depending upon system of ‘Home-Automation’ selected (DALI, KNX, Casa-DG etc.), requirements of conduiting, cabling & wiring are different. Better to clarify it at the outset.
• Better to have a separate ‘Lighting DB (distribution board)’ and ‘Power DB’. Hence, in case of exigency, while power DB will be ‘off’, lighting DB will be functional.
• As we all know, most of the fire accidents happen due to ‘short-circuit’. Hence, care shall also be taken from ‘floating neutral’ incident.
• Also check the available ‘earthing value’ against desired/required. 
• AC ODU(s) external fixation arrangement should be checked by competent experts, so that it shall be intact in time very high wind speed as well as earth quake.

Interested reader may go through the Blog mentioned below by clicking the link.

If walls &/or ceilings already have PoP/Putty, suggest to conduct light wash test to understand the magnitude of ‘undulations’ on it. If it’s beyond acceptable limit, re-do or put another leveling coarse/layer on it. Because, how costly it would be, millimeter thickness of primer & paint can’t cover-up undulations of PoP/Putty surface.

Selection of Colour & shades are of individual choice. But care shall be taken during buying. Most of the time it’s experienced that, computerized colour machine unable to provide colour as instructed. This could happen due to non-calibration of machines, variation in quality/quantity of base stints or other issues. Hence it’s better to procure a small quantity at the outset and if found suitable go for required quantity of same batch.

To know more about types of primers and paints available and which types to be used where……….read the respective blog, written by the author.

Post-Execution

Post execution of all works followings are the residual responsibilities,-

• All protection sheets (particularly self-adhesive type) have a specific time frame. It’s advisable to remove that prior expiry of the said time frame. Perhaps you must have seen protective sheets/tapes on aluminium anodized windows (showing company name under ‘anodized by……….’), which eventually has become impossible to remove by ordinary means.
• Final checking of all ‘sealant works’, mainly to prevent rodents.
• Reconciliation between ‘Estimated vs Actual Cost and Time.
• Reconciliation about ‘wastage %’ of materials between ‘Standard vs. Actual’.
• Documentation of all important staffs e.g. (i) Guarantee/Warrantee certificates, (ii) Contact details of all concerned a) manufacturers, b) suppliers, c) contractors etc.  
• Periodical Maintenance Schedule of various items (i) ACs, (ii) Geysers, (iii) Sanitary & Plumbing wares etc.

Compiled & Written by: Avijit Datta [9874697360]

Disclaimer: All indicative images and few other references taken from internet and websites.

For personalized/projectised solution please contact e-Mail : Smartengineerz4u@gmail.com; WhatsApp : +91-62913-24235